706 Sunset Ln #63 · St. Clair Shores, MI 48082

$114,900

2 bd · 1.0 ba · 978 sqft · Condo public records · 3 Days on market

Built 1977 $220/mo HOA · 15% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a lifestyle of comfortable Condo Living in the Quiet Sunset Circle Condominiums Complex! Includes everything you need! Nice flow in main living spaces for relaxing and entertaining with Living Room, Dining Room and Kitchen with pass through. Kitchen has abundant counter space and cabinets with Appliances included: Stainless Steel Refrigerator and Dishwasher, Black Electric Stove (approximately 2 years old) and Microwave. Large Primary Suite features His and Hers Double Closets and direct access to main bathroom. 2nd Bedroom has access panel to furnace in closet. Enjoy the Convenient In-Unit Laundry Room with Washer and Dryer (New 2026) included! Newer Bathtub and Surround (2024) with Lifetime Warranty; new toilet and new valve under the floor. HOA includes Water, Trash and More. Dedicated Carport Parking Space (#63) with close access to entry door. The exterior of this residence showcases a traditional architectural style, complemented by a welcoming porch and Private Entry Door. Embrace the opportunity to experience this delightful St. Clair Shores condominium firsthand. Super Clean, Easy to Show and MOVE IN READY!

Key facts

• Kitchen
• Living room
• Dishwasher

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN
• ABUNDANT COUNTER SPACE
• STAINLESS REFRIGERATOR
• DISHWASHER

Property features AI

Finance

• Other: Pets allowed (call for details)
• HOA & community: Homeowners association with $220 monthly fee; HOA covers grounds maintenance, snow removal, trash, and water

Exterior

• Parking: Detached parking; Carport; Assigned parking; No garage
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Condominium; One level; Upper-level entry with steps
• Construction: Brick and vinyl siding exterior; Slab foundation; Built with asphalt roofing
• Exterior features: Covered porch; Asphalt roof

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Free‑standing refrigerator; Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Private entrance; Lighting; Six total rooms
• Laundry & utility: In-unit laundry with washer and electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.8% vs local median 4.2% in St. Clair Shores — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lake Shore Public Schools (Macomb) (suburban): math 22% / reading 40% proficiency, ranked #334 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $115k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $114,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-9,346
• Equity at exit: $17,132

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,178
• Equity at exit: $9,934

Cash invested: $32,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48082

• Active inventory: 122
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$603
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$48
• HOA: −$220
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $143

Break-even live

Break-even rent $1,240

Max offer price $114,900

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $176	+0% $143	+5% $111	+10% $78
Rent	-10% $31	-5% $87	+0% $143	+5% $200	+10% $256
Rate	-1.0pp $201	-0.5pp $173	base $143	+0.5pp $114	+1.0pp $83

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Sunset Ln Unit 8 St Clair Shores, MI	2.0	1.0	945	$1,400	$1.48	4d	1	0.05mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	22d	1	0.09mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	25d	1	0.09mi
809 Sunset Ln St Clair Shores, MI	2.0	1.0	945	$1,475	$1.56	0d	1	0.10mi
31635 Couchez St St Clair Shores, MI	2.0	1.5	1015	$1,600	$1.58	44d	1	0.29mi
32724 Harper Ave St Clair Shores, MI	1.0	1.0	671	$1,200	$1.79	25d	1	0.55mi
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	0d	6	0.95mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	0d	11	1.28mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-21
   listed $114,900 Active

   Show marketing remark (1142 chars)

   Discover a lifestyle of comfortable Condo Living in the Quiet Sunset Circle Condominiums Complex! Includes everything you need! Nice flow in main living spaces for relaxing and entertaining with Living Room, Dining Room and Kitchen with pass through. Kitchen has abundant counter space and cabinets with Appliances included: Stainless Steel Refrigerator and Dishwasher, Black Electric Stove (approximately 2 years old) and Microwave. Large Primary Suite features His and Hers Double Closets and direct access to main bathroom. 2nd Bedroom has access panel to furnace in closet. Enjoy the Convenient In-Unit Laundry Room with Washer and Dryer (New 2026) included! Newer Bathtub and Surround (2024) with Lifetime Warranty; new toilet and new valve under the floor. HOA includes Water, Trash and More. Dedicated Carport Parking Space (#63) with close access to entry door. The exterior of this residence showcases a traditional architectural style, complemented by a welcoming porch and Private Entry Door. Embrace the opportunity to experience this delightful St. Clair Shores condominium firsthand. Super Clean, Easy to Show and MOVE IN READY!

2. 2026-05-21
   listed $114,900 Active 1142-char remark

   Show marketing remark (1142 chars)

   Discover a lifestyle of comfortable Condo Living in the Quiet Sunset Circle Condominiums Complex! Includes everything you need! Nice flow in main living spaces for relaxing and entertaining with Living Room, Dining Room and Kitchen with pass through. Kitchen has abundant counter space and cabinets with Appliances included: Stainless Steel Refrigerator and Dishwasher, Black Electric Stove (approximately 2 years old) and Microwave. Large Primary Suite features His and Hers Double Closets and direct access to main bathroom. 2nd Bedroom has access panel to furnace in closet. Enjoy the Convenient In-Unit Laundry Room with Washer and Dryer (New 2026) included! Newer Bathtub and Surround (2024) with Lifetime Warranty; new toilet and new valve under the floor. HOA includes Water, Trash and More. Dedicated Carport Parking Space (#63) with close access to entry door. The exterior of this residence showcases a traditional architectural style, complemented by a welcoming porch and Private Entry Door. Embrace the opportunity to experience this delightful St. Clair Shores condominium firsthand. Super Clean, Easy to Show and MOVE IN READY!

3. 2018-06-04
   soldstatus $63,900
4. 2016-12-16
   soldstatus $56,500
5. 2002-04-09
   soldstatus $80,500
6. 1999-08-13
   soldstatus $64,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,306 · $109/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$232/yr (+$19/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,054
• − Mortgage interest: −$6,436
• − Property taxes: −$1,306
• − Insurance: −$574
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$2,640
• − Depreciation: −$3,343
• Taxable income: $26
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $1,715/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Shore Public Schools (Macomb)
• NCES district ID: 2632670
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $53,782
• Composite: 27.32/100
• National rank: #6993
• State rank: #334 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• City population: 58,217
• Population (ZIP): 16,164

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.52%
• Current HPI: 213.6022
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+77.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $114,900 MiRealSource-MiMLS
• 2026-05-21 Listed $114,900 REALCOMP
• 2018-06-04 Sold (Public Records) $63,900 Public Records
• 2016-12-16 Sold (Public Records) $56,500 Public Records
• 2002-04-09 Sold (Public Records) $80,500 Public Records
• 1999-08-13 Sold (Public Records) $64,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,306 · +2.8% YoY. Source: county tax records.